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<br />3 <br />=( <br />} <br />, <br />, <br />( <br />\ <br />\ <br />\ <br />\ <br />( <br />( <br />\ <br />\ <br />I <br />( <br />i <br />( <br />i <br />i <br />( <br />, <br />f <br />( <br />( <br />( <br />I <br />( <br />\ <br />f <br />( <br />( <br />I <br />i <br />I <br />, <br />I <br />\ <br />, <br />( <br />\ <br />t <br />, <br />i <br />, <br />, <br />" <br />i <br />i <br />f <br />i <br />i <br />( <br />i <br />( <br />( <br /> <br />· Flood plain regulations often provide for general rules which apply to all uses and <br />additional case-by-case evaluation of certain special uses. <br /> <br />· Whenever possible, flood plain regulations shouid be part of comprehensive. water and <br />related land use management programs. <br /> <br />· Regulations must balance private and public rights to withstand attacks that the <br />regulations "take" private property without payment of just compensation. <br /> <br />· Adoption, administration, and enforcement are essential steps for successful flood plain <br />regulation programs. <br /> <br />In addition to the above, regulations must be flexible and fair. Procedures for amendments <br />and variances are necessary and can be provided by establishing criteria for special use permits. <br />Also, regulations must be designed to prevent public harm rather than serving public benefits. <br /> <br />Costs <br />Costs associated with preparing, adopting and administering zoning ordinances, subdivision <br />regulations, and building and housing codes include: <br /> <br />. Costs of obtaining basic engineering data. <br /> <br />. Costs to draft and adopt a regulation. <br /> <br />. Costs to administer a regulation. <br /> <br />. Possible loss of tax revenue. <br /> <br />Costs of obtaining basic engineering data may be the major cost item for some communities. <br />While the present Federal programs are making these data available at no cost to locai <br />governments, it will probably be many years before they can provide data for all communities. <br />In addition, communities are expanding beyond the limits of the present studies and new <br />communities are being established. Where communities must obtain their own data the cost <br />could be considerable depending upon the size of the flood plain and hazard condition. <br /> <br />Model ordinances are readily available to guide preparation of specific community <br />regulations. Also, guidance and assistance is available f~om Federal agencies at no cost. For these <br />reasons the cost of actually drafting the regulations is sometimes relatively low and handled as.a <br />normal staff function. Public and other meetings must be held for adoption and these costs must <br />also be included. <br /> <br />Costs to administer a regulation can be major or minor depending upon the "interest". Flood <br />plain land not subject to the development pressures of urban areas would probably have a <br />negligible administration cost. As development pressure increases administration is likeiy to be <br />more costly and time consuming as "interest" increases and individuals and groups request and <br />appeal for variances. <br /> <br />Another possible cost is loss of tax revenue. This loss is measured as the difference in the tax <br />revenue with and without the regulation. I n most situations this loss will be small or insignificant <br />because development locating elsewhere in the area will transfer the higher evaluations with no <br />loss of revenue to the municipality. In some situations the flood plain may be the lastarea of <br />land, and utilizing it for a higher taxable use will increase tax revenues, and regulating it would <br />cause a loss of such revenues. Estimates must be made on a site by site basis. <br /> <br />86 <br />